Archived decisions
HAMPSHIRE COUNTY COUNCIL
BUILDING DESIGN PROJECT APPRAISAL |
EXECUTIVE MEMBER - SOCIAL CARE
24 JANUARY 2003
BUILDINGS, LAND AND CONTRACTS PANEL
3 FEBRUARY 2003
EXECUTIVE MEMBER - POLICY & RESOURCES
13 FEBRUARY 2003
PROJECT: |
MALMESBURY LAWN, HAVANT | |
UPGRADE EXISTING FACILITIES TO PROVIDE CARE SERVICE FOR ELDERLY MENTALLY INFIRM SERVICE USERS AND PROVISION OF INTERMEDIATE CARE BEDS | ||
COMMENCEMENT DATE: |
JUNE 2003 | |
COMPLETION DATE: |
JUNE 2004 | |
PLANNED YEAR OF START IN ACCORDANCE WITH CAPITAL PROGRAMME: |
2002/03 | |
RECOMMENDATION:
That the building design project appraisal for the upgrade of the existing residential facilities to provide a care service for elderly mentally infirm service users and to provide six new Intermediate Care beds at Malmesbury Lawn Home for Older People be approved.
1. FINANCE
Capital Expenditure |
Current Estimate £'000 |
Capital Programme £'000 |
Buildings |
1,559 |
1,150 |
Fees |
249 |
184 |
Land to be purchased |
- |
- |
TOTAL |
* 1,808 |
1,334 |
* The means by which the difference between the Current Estimate and the Capital Programme allocation is to be met can be found in the table below.
Furniture and Equipment: subject to the Director of Social Services assessment of need with the County Manager - Residential / Day Care, Older People, together with the availability of funding, a furniture and equipment allocation will be made from the block vote in the Social Services Committee's Capital Programme in the appropriate financial year, subject to the approval of a future report to the Executive Member - Social Care.
Financial Provision for Total Scheme |
Buildings £'000 |
Fees £'000 |
Total Cost £'000 |
1. From overall financial provision for Reinvestment Strategy in Older Persons Homes: |
1,150 |
184 |
1,334 |
2. Social Services - Intermediate Care Cash for Change |
259 |
41 |
300 |
3. Social Services - Performance Fund |
150 |
24 |
174 |
TOTAL |
1,559 |
249 |
1,808 |
Landlord Funded Work connected with this Scheme - A contribution of £400,000 was added to the overall funding for the Older Persons Reinvestment Strategy from the Policy and Resources Committee's 2001/02 Capital Repairs budget for items of capital repair and maintenance associated with the improvement works included in the strategy.
Value of Land already acquired for this Project - The land forming the site of the development is within an integral part of the site containing the home's existing buildings and is incapable of disposal in isolation. The land was acquired at historic cost and its current value to the County Council is as part of the grounds of the establishment.
Building Cost - Net Cost. It would be misleading to provide a net cost per m2 as the work outlined in this design project appraisal comprise internal alterations to the existing building.
Revenue
The estimated full year effect revenue costs of this project is £197,000 which includes income loss and purchasing costs.
The staffing required to cover the additional ratios for 31 EMI and six Intermediate Care beds will be covered from recycling the 121 hours released from the overall reduction from 48 beds to 37 beds. This does not take into account the additional staffing that will be required due to the National Care Standards Commission regulations.
The loss of income reflects the fact that the policy is not to charge for intermediate care (six beds).
The external purchases represents the cost of buying 11 places in the independent sector as the overall capacity will reduce from 48 to 37.
Revenue Implications
(a) Employees £'000 |
(b) Other £'000 |
(a+b) Net Current Expenditure £'000 |
(c) Capital Charges £'000 |
(a+b+c) Total Net Expenditure £'000 | |
Revenue Implications Additional+ /Reductions |
Nil |
197 |
197 |
63 |
260 |
Unit cost (£) (e.g. per place |
|||||
% variation to Committee's budget |
- |
- | |||
Number of additional Staff (fte) |
Nil |
- |
2. STATEMENT OF NEED/JUSTIFICATION FOR PROJECT
Since the inception of the refurbishment at Malmesbury Lawn there has been a significant change in the local commissioning needs for residential care, with a focus on older people with dementia and the provision of intermediate care rather than physical frailty. This has resulted in the need of a changed specification for the use of the Home, which is reflected in this report.
The design has been developed to accommodate 31 residential beds for older people with dementia and a six bed intermediate care unit for the same client group, which will provide short term care for up to six weeks.
3. DETAILS OF SITE
LOCATION
Malmesbury Lawn Home for Older People is located at Woolston Road, Leigh Park, Havant.
ADJOINING LAND AND BUILDINGS
Woolston Road runs along the eastern boundary of the site with residential accommodation beyond. To the north west and west are open fields with the A3 (M) beyond. Further residential accommodation lies to the south of the site.
AREA INCLUDING COMPARISON WITH LOCAL/NATIONAL STANDARDS
The total site area is 2.00 acres (0.89 hectares). There are no local/national standards applicable to a site of this nature.
PLANNING POSITION
A detailed formal Planning Application for this scheme will not be required as the works consist of internal alterations to the existing building and there will be no significant change to the external appearance of the building.
SUITABILITY FOR PROJECT
These proposals will form part of the final phase of work in the Older Persons Homes Reinvestment Strategy which seeks to improve residential and Day Centre facilities for elderly residents in Hampshire.
The work will enable the provision of high quality care for older people with dementia and the inclusion of the new Intermediate Care beds has been generated from the Government initiative for Intermediate Care.
These proposals have been agreed by the Director of Social Services and the County Manager as being the most suitable for providing much improved facilities for the Home for Older People along with six new Intermediate Care beds.
RESULTS OF TRIAL BORE HOLES
A site investigation has not been undertaken for this scheme as the work will not require any additional accommodation to be added to the existing building.
ACCESS
The existing pedestrian and vehicular access to the site is from the east from Woolston Road and these arrangements will remain unaltered.
COMMENTS ON SITE LAYOUT
The existing older persons home and day centre are positioned in the centre of the site with the main vehicular and pedestrian entrance from Woolston Road to the east. The day centre, which was constructed in 2001, lies to the south and is connected to the main residential building to the north via an enclosed link. The quadrangle design of the residential building provides an internal landscaped courtyard area and a second landscaped courtyard, which is enclosed on three sides and has a timber pergola, paving and low level planting, occupies the area between the residential building and the Day Centre. The existing car park is positioned near to the eastern boundary of the site adjacent to Woolston Road. The majority of the rest of the site is laid to grass with some paved footpaths.
MAINS SERVICES POSITION
Existing mains services on site are of sufficient capacity to be extended or adapted as necessary to serve the proposed adaptations to the building.
MAINTENANCE IMPLICATIONS
The site will continue to be maintained in accordance with current County Council standards.
LANDSCAPE PROPOSALS
Existing paved footpaths will be repaired or replaced as necessary.
4. THE PROPOSED BUILDING/RATIONALISATION/CONVERSION
TYPE OF PROJECT, LAYOUT AND FACILITIES PROVIDED
The proposals are to provide residential care facilities for older people with dementia along with new Intermediate Care beds. This will be achieved by reordering and reorganising the accommodation within the existing building to create an Intermediate Care Unit (ICU) on the ground floor of the building along with residential accommodation for Elderly Mentally Infirm (EMI) residents on the ground and first floors.
The majority existing bedrooms in the home are considered to be too small for residents and many of the adjoining rooms will be reorganised to provide one larger bedroom from two existing bedrooms. Any bedrooms that are currently above 10m2 will remain unaltered.
Intermediate Care Unit
The ICU will be located on the ground floor and will have direct access from the main entrance of the building. The ICU accommodation will stretch from the main entrance along the eastern wing of the building around the corner and part way along the northern wing of the building. The ICU can be divided from the remainder of the building by internally locking doors located in the northern and eastern corridors which will enable the Unit to be independent from the rest of the building without feeling totally detached. New double doors from the ICU will allow direct access to the inner courtyard area.
The ICU accommodation will comprise:
- six bedrooms (two of which will have hoists)
- bathroom with hoist
- assisted WC with hoist
- one staff WC
- living room
- dining room
- kitchenette
- therapy room
EMI Accommodation - Ground Floor
The remainder of the ground floor accommodation will be allocated to EMI residents, staff and ancillary accommodation. Alterations will be made to enlarge the existing bedrooms and rooms will be reordered in line with new functions.
The EMI ground floor accommodation will comprise:
- 13 EMI bedrooms ( three of which will have hoists)
- two large bathrooms (one with hoist)
- three WCs (two with hoists)
- communal living/dining room
- visitors/meeting room
- two stores
- sluice room.
The sluice room will be enlarged to accommodate new automated, mechanical sluice equipment.
The ground floor will also accommodate:
- reception/duty office
- administration office
- manager's office
- medical room
- staff room.
As part of these proposals the existing doors to the main entrance to the building will be replaced with new automated security doors which will be relocated to create a larger lobby. Adjacent to the main entrance the existing lift will be refurbished and alterations will be made to the lift plant room.
Also on the ground floor the existing kitchen will be reorganised to create a better working environment and to replace and upgrade some of the existing fixtures and fittings. This work will include the reconfiguration of the existing range, steamer, ovens, fryer and worktop to a single island unit. A new stainless steel hood and canopy with filters and mechanical air handling air extract unit will be fitted. The kitchen will have new flooring and the ceiling and wall coverings will be made good and redecorated. New fire doors will be fitted and asbestos from the existing sky lights will be removed and the areas made good.
EMI Accommodation - First Floor
The whole of the first floor accommodation will be allocated to EMI residents, staff areas and communal facilities. As with the ground floor accommodation, alterations will be made to enlarge the existing bedrooms and rooms will be reordered in line with new functions.
The first floor accommodation will comprise:
- 18 EMI bedrooms ( four with hoists)
- two large bathrooms (one with hoist)
- five WCs (two with hoists)
- communal living/dining room
- kitchenette
- smokers room
- hair dressing salon
- staff sleep room with en suite
- two cleaners stores
- linen store
The whole of the building will be made good and redecorated including new floor finishes throughout. New suspended ceilings will be installed in the ground floor to allow access to services and all ceiling voids will be checked and fire barriers replaced where required.
The building will be completely re-wired and lighting updated as necessary. A new fire alarm system will be fitted along with a security system which will include door alarms. (This safety measure will enable staff to locate residents should they leave the building without staff notification). New fire doors will be fitted throughout the building which will be linked to the fire alarm system to enable the doors to be electronically opened or closed.
PLACES PROVIDED
Upon completion of these proposals the home will provide 37 beds of which six will be intermediate care beds.
PRESENT/REDUNDANT BUILDINGS AND FUTURE USE
The original building was constructed in 1973 and is of a traditional load bearing brick construction. The day centre, which is of a similar design to the residential home, was completed in 2001. The existing buildings on site are considered to be structurally sound and generally in a good state of repair.
TEMPORARY BUILDINGS
There are no temporary buildings on site and none will be required upon completion of this project.
SITUATION ON SITE AND ENVIRONMENTAL IMPACT
There will be no visual change to the existing buildings as these proposals will comprise internal alterations only.
The refurbished building will include, where practicable, energy saving and environmentally appropriate materials in line with the recommendations of the Hampshire County Council's Sustainable Development Strategy.
TYPE OF CONSTRUCTION, FINISH AND APPEARANCE
All internal decorations will be carefully chosen to maximise light and enhance interior spaces within the existing accommodation. Lighting will utilise high efficiency compact fluorescent lamps, with high frequency control gear where appropriate to further reduce energy consumption Lighting to WCs will be controlled by occupancy sensors so that it only operates when necessary.
Consultations with service users will take place as appropriate in terms of colour schemes and furnishings etc.
FACILITIES FOR THE DISABLED
The facilities have been carefully designed for use by elderly residents who may be mentally infirm and/or have a high level of dependency. Alterations will be made to enlarge existing doorways and corridors to the correct width to allow easy access by wheelchair users. The building will have level access throughout and all fittings will be located at a low level.
HEATING AND VENTILATION SYSTEMS
The existing gas fired boiler heating system, which is the original system for the building constructed in 1973, has reached the end of its life and is now not economically viable to repair and continue in use. A large proportion of the pipe work is buried below ground level and it has been recommended by Mechanical Engineers that the system be replaced.
The existing boilers can be retained and used to feed a new low pressure hot water system feeding radiators. All radiators will be fitted with thermostatic radiator valves to provide accurate control of heating levels. Insulation to piped services will be made from materials with zero ozone depletion potentials.
HEATING AND VENTILATION SYSTEMS continued....
Ventilation will be by natural means via opening windows with mechanical assistance to the toilets and bathrooms. The fans in the WCs will be controlled by occupancy sensors with run-on timers and to the smoking room by air-quality sensors to ensure that the systems only run when required. A new mechanical extract ventilation system will be fitted in the kitchen.
ENERGY EFFICIENCY OF BUILDING
The estimated annual energy consumption for the new building will meet that required by current Building Regulations.
ALTERNATIVE STANDARDS OF PROVISION CONSIDERED
The proposals outlined in this appraisal have been approved by the Director of Social Services and the Service Manager as being the most appropriate in providing this residential home with the required standard of accommodation for elderly mentally infirm residents along with specialist intermediate care beds.
Users of the Service will benefit from accommodation and facilities that have been carefully developed with the specific needs of this group in mind.
CAR PARKING
The existing car parking arrangements will remain unaltered.
CONSULTATIONS
The following have been consulted during the development of the project: Director of Social Services, County Manager, County Planning Officer, Estates Practice, Executive Member - Social Care, Local County Councillor.
5. THE BUILDING DEVELOPMENT
The reorganisation and upgrade of the residential facilities will enable the provision of six new intermediate care beds along with improved accommodation and facilities for the elderly mentally infirm residents.
6. BUILDING MANAGEMENT
CLEANING
Existing arrangements will apply.
CATERING
Existing arrangements will apply.
7. FURNITURE AND EQUIPMENT
From the block vote in the Social Services Committee's Capital Programme, subject to approval.
8. STAFFING
No effect
9. FEES
Architectural Services - Director of Property, Business & Regulatory Services
Quantity Surveying - Grant Associates
Electrical and Mechanical Engineering - Engineering Design Partnership
Structural Engineering - Barron & Partners
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